UNIVERSITY OF WASHINGTON Mercer Hall Project, Terry/Lander Hall Project, and Development Capacity Re-allocation from Central to West Campus

Transcription

1 UNIVERSITY OF WASHINGTON Mercer Hall Project, Terry/Lander Hall Project, and Development Capacity Re-allocation from Central to West Campus EIS ADDENDUM UNIVERSITY OF WASHINGTON May 25, 2011

2 EIS Addendum for the UNIVERSITY OF WASHINGTON Mercer Hall Project, Terry/Lander Hall Project, and Development Capacity Re-allocation from Central to West Campus University of Washington The EIS Addendum for the University of Washington Mercer Hall Project, Terry/Lander Hall Project and Development Capacity Re-allocation from Central to West Campus has been prepared in compliance with the State Environmental Policy Act of 1971 (Chapter 43.21C, Revised Code of Washington); the SEPA Rules, effective April 4, 1984, as amended (Chapter , Washington Administrative Code); and rules adopted by the University of Washington implementing SEPA ( WAC). Preparation of this EIS Addendum is the responsibility of the University s Capital Projects Office. The Capital Projects Office has determined that this document has been prepared in a responsible manner using appropriate methodology and it has directed the areas of research and analysis that were undertaken in preparation of this EIS Addendum. This document is not an authorization for an action, nor does it constitute a decision or a recommendation for an action; in its final form, it will accompany the Proposed Action and will be considered in making the final decisions on the proposal. Date of EIS Addendum Issuance... May 25, 2011

3 FACT SHEET PROJECT TITLE University of Washington Mercer Hall Project, Terry/Lander Hall Project and Development Capacity Re-allocation from Central to West Campus PROPOSED ACTION The Proposed Actions analyzed in this EIS Addendum include: Mercer Hall Project - The Mercer Hall Project would include demolition of the two existing Mercer Hall buildings and the adjacent parking lot (W39) and construction of five new student housing buildings. The proposal would increase the amount of student housing on the site from the existing approximately 455 beds to approximately 936 beds. Terry/Lander Hall Project - The proposed Terry/Lander Hall Project would include demolition of the existing Lander Hall, 1101 Café building, two surface parking lots (Lots W8 and W9) and a portion of parking Lot X. The proposal would include construction of three new buildings (New Lander Hall, New Terry Hall and the New Central Building) and renovation of the existing Terry Hall. The proposal would slightly decrease the amount of student housing on the site from the existing approximately 1,800 beds to approximately 1,778 beds. The proposal would include a new 1101 Café dining hall, new office space, new academic space, a regional desk, and a recreation center. Development Capacity Square Footage Re-allocation from Central Campus to West Campus - The University proposes to transfer a total of 535,000 gross square feet (GSF) of development capacity from the Central Campus Sector to the West Campus Sector. The final total capacity in the West Campus Sector would be 1,405,000 GSF and 1,055,000 GSF for the Central Campus Sector. Overall campus development capacity, as stipulated in the CMP- Seattle 2003, would remain at 3,000,000 GSF. ENVIRONMENTAL REVIEW The University of Washington has determined that probable significant environmental impacts of development have been adequately evaluated as part of the previous environmental review in the West Campus Student Housing SEIS and that this EIS Addendum will be prepared to provide SEPA compliance for the Proposed Actions. The purpose of this EIS Addendum is to provide information regarding the site specific Mercer Hall Project, Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum i Table of Contents

4 Terry/Lander Hall Project and Development Capacity Square Footage Re-allocation from Central Campus to West Campus. LOCATION LEAD AGENCY RESPONSIBLE OFFICIAL CONTACT PERSON PERMITS AND APPROVALS The University of Washington campus is located in northeast Seattle. The area of the campus is approximately 694 acres. In general, the campus is bounded by NE 45 th Street on the north; 15 th Avenue NE, Eastlake Avenue NE and I-5 on the west; Portage Bay and the Lake Washington Ship Canal on the south; and, Union Bay/NE 35 th Street on the west. The West Campus Sector, which contains approximately 46 acres, is generally bounded by 15th Avenue NE on the east, the University Bridge and Roosevelt Way on the west (with some University properties extending further to the west), NE Pacific Street on the south and NE 41st Street on the north. The Mercer Hall Project site corresponds with CMP- Seattle 2003 Site 29W/42W and is located at 1009 NE Pacific Street. The Terry/Lander Hall Project site is located at 1201 NE Campus Parkway. University of Washington, Capital Projects Office Richard Chapman Associated Vice President for Capital Projects Capital Projects Office University of Washington University Facilities Building Box Seattle, WA Jan Arntz Environmental and Land Use Compliance Officer University of Washington Capital Projects Office University of Washington University Facilities Building Box Seattle, WA Preliminary investigation indicates that the following permits and/or approvals could be required for the Proposed Actions. Additional permits/approvals may be identified during the review process associated with specific development projects. Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum ii Table of Contents

5 University of Washington Project approval, design approvals, authorization to prepare contract documents, and authorization to Call-for- Bids. Agencies with Jurisdiction State of Washington Dept. of Ecology Construction Stormwater General Permit City of Seattle Department of Planning and Development Permits/approvals associated with the proposed project, including: Master Use Permits Grading Permits Shoring Permits Building Permits Electrical Permits Mechanical Permits Occupancy Permits Demolition Permits Comprehensive Drainage Control Plan, Inspection and Maintenance Schedule, and Construction Stormwater Control Plan Approvals Approval of three Minor Plan Amendments to the CMP-Seattle 2003, including: revision of the CMP to include the demolition and redevelopment of Lander Hall and the Center Building and construction of an addition to Terry Hall; revise the CMP regarding demolition and development of Sites 29W/42W (Mercer Hall); and transfer 535,000 GSF of development from Central Campus to the West Campus Sector. (These Minor Plan Amendments were approved by the City of Seattle Department of Planning and Development in April 2011). Seattle-King County Department of Health Plumbing Permits Puget Sound Clean Air Agency Asbestos/Demolition Notification Permits Notice of Abatements Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum iii Table of Contents

6 EIS ADDENDUM AUTHORS AND PRINCIPAL CONTRIBUTORS EIS Addendum Project Manager, Primary Author EA Blumen 720 Sixth St. S, Suite 100 Kirkland, WA Historic Resources BOLA Architecture + Planning 159 Western Avenue West, Suite 486 Seattle, WA Tree Analysis Tree Solutions 1058 N 39 th Street Seattle, WA PREVIOUS ENVIRONMENTAL DOCUMENTS Per WAC , this EIS Addendum incorporates by reference the following environmental documents: University of Washington West Campus Student Housing Project Phase IA and IB SEIS (2009) University of Washington Master Plan Seattle Campus (2003) University of Washington Master Plan-Seattle Campus EIS (2001) LOCATION OF BACKGROUND INFORMATION Background material and supporting documents are located at: University of Washington Capital Projects Office University Facilities Building Box Seattle, WA (206) DATE OF EIS ADDENDUM ISSUANCE May 25, 2011 Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum iv Table of Contents

7 UNIVERSITY OF WASHINGTON MERCER HALL PROJECT, TERRY/LANDER HALL PROJECT AND DEVELOPMENT CAPACITY RE-ALLOCATION FROM THE CENTRAL TO WEST CAMPUS SECTOR EIS ADDENDUM TABLE OF CONTENTS Page FACT SHEET... i TABLE OF CONTENTS... v CHAPTER 1 - PROJECT DESCRIPTION Introduction Site Locations and Surrounding Area Campus Planning and Environmental Review Context EIS Addendum Proposed Actions and Relationship to EIS Addendum Mercer Hall Project Terry/Lander Hall Project Development Capacity Re-allocation from Central to West Campus CHAPTER 2 - COMPARISON OF ENVIRONMENTAL IMPACTS MERCER HALL PROJECT 2.1 Noise Land Use & Plans and Policies Housing Aesthetics Historic and Cultural Resources Transportation Construction Impacts TERRY/LANDER HALL PROJECT 2.1 Noise Land Use & Plans and Policies Housing Aesthetics Historic and Cultural Resources Transportation Construction Impacts Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum v Table of Contents

8 Page CMP-SEATTLE 2003 DEVELOPMENT CAPACITY REALLOCATION FROM THE CENTRAL TO WEST CAMPUS SECTOR 2.1 Noise Land Use & Plans and Policies Housing Aesthetics Historic and Cultural Resources Transportation Construction Impacts LIST OF FIGURES 1-1 Campus Map Aerial Site Map Mercer Hall Project Site Existing Conditions Terry/Lander Hall Site Existing Conditions Terry/Lander Hall Site Existing Conditions Mercer Hall Project Proposal Terry/Lander Hall Site Proposal LIST OF TABLES 1-1 CMP-Seattle 2003 Permitted Gross Square Footage (GSF) of Development Per Sector Relationship Between the Proposed Mercer Hall Project and SEIS Alternatives for Site 29W/42W Relationship Between Existing Conditions and Proposed Terry/Lander Hall Project Proposed CMP-Seattle 2003 Development Capacity Allocation by Sector West Campus Sector Remaining Development Capacity Analysis APPENDICES Appendix A - Table of Existing Trees and Landscape Plan - Mercer Hall Appendix B - Historic Resources Addendum Terry/Lander Hall Appendix C - Greenhouse Gas Emissions Worksheet Terry/Lander Hall Appendix D - Tree Inventory and Assessment Terry/Lander Hall Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum vi Table of Contents

9 Chapter 1 Project Description

10 CHAPTER 1 PROJECT DESCRIPTION This chapter of the EIS Addendum describes the site locations and site area, the campus planning and environmental context, and the Proposed Actions and their relationship to this EIS Addendum. 1.1 Introduction This section provides a brief summary of the Proposed Actions analyzed in this EIS Addendum including the Mercer Hall Project, the Terry/Lander Hall Project, and the Development Capacity Square Footage Re-allocation from the Central Campus Sector to the West Campus Sector. A more detailed description of the Proposed Actions is provided in Section 1.5. Mercer Hall Project (Site 29W/42W) The Mercer Hall Project would include demolition of the two existing Mercer Hall student housing buildings and the adjacent parking lot (W39) and construction of five new student housing buildings. The proposal would increase the amount of student housing on the site from the existing 455 residential beds to approximately 936 beds (a net increase of 481 student beds). The proposed new student housing would include apartment-style housing. The proposal would include construction of approximately 170 underground parking spaces in 2 semi-below and below-grade parking levels beneath two of the buildings. Other proposed uses would include meeting/study rooms and retail space. Open space would be provided on the parking deck between residential towers in plazas and would provide amenities for both student residences and the public. Terry/Lander Hall Project The proposed Terry/Lander Hall Project would include demolition of the existing Lander Hall, 1101 Café building, two surface parking lots (Lots W8 and W9) and a portion of the onsite below-grade parking lot (Lot X). Redevelopment activities would include construction of three new buildings (New Terry Hall, New Central Building and New Lander Hall), renovation of the existing Terry Hall (Renovated Terry Hall) and development of a 115-space below-grade parking garage. The proposal would slightly decrease the amount of student housing on the site from the existing utilization of approximately 1,800 1 beds to approximately 1,778 beds. The proposed new student housing would include dormitory-style housing, suite-style housing with private bathrooms, and apartment-style housing. The proposed Terry/Lander Hall Project would also open the site to the surrounding community by dividing the existing site into three parcels and extending 11 th Avenue NE and 12 th Avenue NE from NE Campus Parkway to Lincoln Way in order to create new pedestrian access. Other proposed uses would include academic space, a recreation center, a regional desk, office space, dining space and retail space. Outdoor courtyards or passive open space would be provided on each of the three sites and along the pedestrian walkways between the sites. 1 The original design capacity of the Terry/Lander Residence Hall was approximately 1,200 beds. Through the use of bunk-beds and other measures, the current capacity of the Terry/Lander Residence Hall is approximately 1,800 beds. Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-1 Chapter 1

11 Development Capacity Square Footage Re-allocation from Central Campus to West Campus The University of Washington Master Plan Seattle Campus 2003 (CMP-Seattle 2003) allocates 3 million gross square feet (GSF) of future development among four campus areas. The CMP- Seattle 2003 allocates 1,590,000 GSF to the Central Campus Sector and 870,000 GSF to the West Campus Sector. The University proposes to transfer a total of 535,000 GSF of development capacity from the Central Campus Sector to the West Campus in order to accommodate proposed new student housing uses and expand the new student residential community. The final total development capacity in the West Campus Sector would be 1,405,000 GSF and 1,055,000 GSF for the Central Campus Sector. The Development Capacity Re-allocation proposal would not result in an exceedance of the campus-wide maximum development cap of 3,000,000 GSF. 1.2 Site Locations and Surrounding Area The University of Washington campus is located in northeast Seattle. The area of the campus is approximately 694 acres. In general, the campus is bounded by NE 45 th Street on the north; 15 th Avenue NE, Eastlake Avenue NE and I-5 on the west; Portage Bay and the Lake Washington Ship Canal on the south; and, Union Bay/NE 35 th Street on the west. See Figure 1-1 for a map of the campus. The West Campus Sector, which contains approximately 46 acres, is generally bounded by 15th Avenue NE on the east, the University Bridge and Roosevelt Way on the west (with some University properties extending further to the west), NE Pacific Street on the south and NE 41st Street on the north. See Figure 1-2 for an aerial of the West Campus Sector with the location of the Mercer Hall and Terry/Lander Hall sites. Mercer Hall Project Site (Site 29W/42W) The Mercer Hall Project site corresponds with CMP-Seattle 2003 Site 29W/42W and is located at 1009 NE Pacific Street (see Figure 1-3). Site 29W/42W is located in the West Campus area in subarea S/W-6 which is generally bounded by Eastlake Avenue NE (University Bridge) to the west, Lincoln Way to the north, Brooklyn Avenue NE to the east and NE Pacific Street to the south. The site area is comprised of approximately 163,400 square feet and is the location of the existing approximately 90,000 GSF Mercer Residence Hall which currently accommodates 455 residence hall beds in two buildings. Site 29W/42W also includes a paved surface parking lot (Lot W39) with approximately 69 parking spaces. Passive open space areas are located on the site between the buildings and in the southern portion of the site including a lawn area south of the existing Mercer Hall. The Burke-Gilman trail runs east-west adjacent and parallel to the northern boundary of the site. Approximately 155 trees are located on or immediately adjacent to the site of which seven have been determined to be Exceptional according to City of Seattle Director s Rule Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-2 Chapter 1

12 University of Washington Terry/Lander Hall Project, Mercer Hall Project & Development Capacity Re-allocation EIS Addendum 31W 30W 32W Terry Lander Hall 33W 35W Site 29W/42W Mercer Hall KEY EIS Addendum Sites West Campus Student Housing Project Sites Source: University of Washington, EA Blumen, 2011 Figure 1-1 Campus Map

13 University of Washington Terry/Lander Hall Project, Mercer Hall Project & Development Capacity Re-allocation EIS Addendum 31W 30W 32W 33W Terry Lander Hall 35W Site 29W/42W Mercer Hall Source: University of Washington, EA Blumen, 2011 KEY EIS Addendum Sites West Campus Student Housing Project Sites Figure 1-2 Aerial Photo

14 University of Washington Terry/Lander Hall Project, Mercer Hall Project & Development Capacity Re-allocation EIS Addendum W42 Henderson Hall W10 Burke-Gilman Trail Cowlitz Road University Bridge Lot W39 Adams Lane Mercer Hall NE Pacific Street Stevens Court Apartments Site Boundary Source: Google, EA Blumen, 2011 Figure 1-3 Mercer Hall Existing Conditions

15 Terry/Lander Hall Project Site The Terry/Lander Hall Project site is located at 1201 NE Campus Parkway (see Figure 1-4). Terry/Lander is located in the West Campus Sector in Subarea S/W-1 which is generally bounded by Eastlake Avenue NE to the west, Lincoln Way to the south, 15 th Avenue NE to the east and NE 42 nd Street to the north. The site area is comprised of approximately 138,000 square feet and is currently accommodating approximately 1,800 student beds. Existing buildings on the site include Terry Hall, Lander Hall and the 1101 Café and Lounge Building (see Figure 1-5). The Terry/Lander Hall building is comprised of 335,678 GSF of residential and retail uses. The existing Terry Hall has a design capacity of 623 student beds and the existing Lander Hall has a design capacity of 666 student beds but both buildings are currently accommodating a total of 1,800 student beds. The existing 30,000 GSF 1101 Café and Lounge provides food service to students from both Terry/Lander Halls and other West Campus student housing buildings. A 36,584 GSF below-grade parking garage (Lot X) accommodating 90 parking spaces is located beneath the Terry/Lander Hall building. Two surface parking lots accommodating 56 parking spaces are located on the southeast (Lot W8) and southwest (Lot W9) corners of the site. On-street parking is provided north of the site along NE Campus Parkway and east of the site along Brooklyn Avenue. Approximately 340 covered bicycle parking spaces are provided onsite (enough to accommodate 19 percent of the existing residents). Throughout the West Campus Sector, block sizes and street frontage amenities encourage pedestrian activity. However, the existing Terry/Lander Hall blocks pedestrian connectivity because it is a contiguous, three-blocks long building which prohibits pedestrian flow to the north and south. Approximately 97 trees are located on the sites of which 3 have been determined to be Exceptional, according to City of Seattle Director s Rule Campus Planning and Environmental Review Context The following is an overview of four earlier plans and environmental analyses that pertain to the Proposed Actions: the University of Washington Master Plan Seattle Campus (2003), the University of Washington Master Plan Seattle Campus EIS (2001), University of Washington Comprehensive Housing Master Plan (2008), and the University of Washington West Campus Student Housing EIS (2009). University of Washington Master Plan Seattle Campus, 2003 Summary The University of Washington was founded in 1861 as a public research and education institution and currently has campuses in Seattle, Tacoma and Bothell. The University of Washington conducts master planning to guide future development on all campuses. In Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-6 Chapter 1

16 Brooklyn Avenue NE University of Washington Terry/Lander Hall Project, Mercer Hall Project & Development Capacity Re-allocation EIS Addendum Site 30W 11th Avenue Condon Hall 12th Avenue Site 32W NE Campus Parkway Terry Hall 1101 Cafe Lander Hall Lot W9 Lot X Lot W8 Lincoln Way Henderson Hall W10 Child Care Center Ethnic Cultural Center Site Boundary Source: Google, EA Blumen, 2011 Figure 1-4 Terry/Lander Hall Existing Conditions

17 University of Washington Terry/Lander Hall Project, Mercer Hall Project & Development Capacity Re-allocation EIS Addendum CONDON HALL CEDAR APARTMENTS (SITE 31W) (SITE 32W) 1101 CAFÉ (SITE 35W) Source: Mithun, 2011 Figure 1-5 Terry/Lander Hall Project Existing Conditions

18 January 2003, the University of Washington adopted the Seattle Campus Master Plan (CMP- Seattle 2003), a conceptual plan that that establishes guidelines and policies for up to 3 million square feet of building area housing academic, research, education and support uses. This plan replaced the University s General Physical Development Plan (GPDP) adopted in This plan was approved by the University of Washington Board of Regents and the City of Seattle. All new University of Washington Seattle Campus development considers the guidelines and requirements of the CMP-Seattle For planning purposes, the CMP-Seattle 2003 divides the Seattle Campus into four different areas including the Central, West, South/Southwest, and East Sectors. Each area is characterized by varying structures and uses and each area follows a list of objectives that represent ideas for future development. The CMP identifies the West Campus as the area of campus with the most development opportunity and the area which may absorb the majority of new development over the life of the CMP-Seattle The CMP-Seattle 2003 also indicates the amount of new development allowed in each sector during the 10-year planning period covered in the document, as shown in Table 1-1. Table 1-1 CMP-SEATTLE 2003 PERMITTED GROSS SQUARE FOOTAGE (GSF) OF DEVELOPMENT PER SECTOR Campus Sector Permitted GSF of Development Central 1,590,000 West 870,000 South/Southwest 390,000 East 150,000 TOTAL SF 3,000,000 Source: CMP-Seattle, The CMP-Seattle 2003 contains guidelines to guide development of campus development areas and the individual development sites. The CMP-Seattle 2003 contains standards for new development on campus, including standards related to building height, building setbacks and required parking for student housing. Summary of Discussions Relevant to the Mercer Hall Project Mercer Hall is located in the West Campus Sector within Subarea S/W-6. The CMP Seattle identified the proposed Mercer Hall Project site as Site 29W and 42W, two of 68 potential new development sites. The CMP-Seattle 2003 specific objectives for the West Campus Sector and specifically Sites 29W/42W included: Create new facilities that better define the form of West Campus, utilizing the grid of existing streets as the structure for buildings and open space; Create a mix of uses that best serve the needs of the University and surrounding community; Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-9 Chapter 1

19 Make better use of the Campus Parkway area by improving traffic and circulation, the quality of open space, and the image of the community and the University; Strengthen connections to the Central Campus and South Campus; Create more inviting campus edges and entrances; Transform surface parking into structured parking; Improve pedestrian and bicycle facilities and connections; Contribute to the achievement of the University Community Urban Center Plan; and, Do not block windows to residential units, enhance connections from the University Bridge to the waterfront and develop housing or compatible use, develop underground parking with open space development on top of deck (Site 29W/42W). Development standards associated with the Mercer Hall Project site included: Building height limit of 65 feet for Site 29W/42W; A 20-foot building setback from the existing Burke-Gilman trail adjacent to the site; Parking requirements of one parking space per four bedrooms of single student housing. Existing Opportunities for Open Space identified on the project sites included: Figure IV-18 of the CMP-Seattle 2003 identifies a portion of Site 42W as current open space. Subsequent Interpretation Regarding Amendment to the CMP-Seattle 2003 After further planning efforts subsequent to issuance of the CMP-Seattle in 2003, the University determined that it would be advantageous to combine Sites 29W and Site 42W into one larger development site for redevelopment purposes. Further, it has been determined that the amount of student housing on the site would be optimized by redeveloping the open space in the south of Site 42W with new student residential uses. In April 2011, the City of Seattle determined that the proposed changes to the CMP-Seattle 2003 with regard to Sites 29W and 42W are consistent with the general goals of the CMP- Seattle 2003 and the City approved the minor plan amendment. Summary of Discussions Relevant to the Terry/Lander Hall Project The Terry/Lander Hall Project site is located in the West Campus Sector within Subarea S/W-1. The CMP-Seattle 2003 did not identify the Terry/Lander Hall site as a potential development site but assumed the site would continue to be used for student housing and could undergo renovation. In addition, the CMP-Seattle 2003 indicated that pedestrian conditions in West Campus could be enhanced via new connection(s) through the existing Terry/Lander Residence Hall complex. Subsequent Interpretation Regarding Amendment to the CMP-Seattle 2003 After further planning efforts subsequent to issuance of the CMP-Seattle in 2003, the University determined that it is infeasible and cost prohibitive to renovate the existing Lander Hall and 1101 Café buildings and that they should be demolished and redeveloped with new facilities. Further, it has been determined that it would be beneficial to divide the existing 3-block long Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-10 Chapter 1

20 contiguous site into three parcels divided by pedestrian walkways that would extend 12th Avenue across Campus Parkway to Lincoln Way and extend 11th Avenue from Campus Parkway to Lincoln Way. In April 2011, the City of Seattle determined that the proposed changes to the CMP-Seattle 2003 with regard to the redevelopment of the Terry/Lander Hall Project site are consistent with the general goals of the CMP-Seattle 2003 and the City approved the minor plan amendment. Summary of Discussions Relevant to the Development Square Footage Capacity Reallocation Proposal The CMP-Seattle 2003 allocates 3 million gross square feet of future development among the four campus sectors as shown on Table 1-1. The CMP-Seattle 2003 also indicated the amount of new development allowed in each sector during the 10-year planning period covered in the document. The CMP-Seattle 2003 indicated that approximately 870,000 GSF of new development is allowed in the West Campus Sector and 1,590,000 GSF is allowed in the Central Campus Sector. The CMP-Seattle 2003 further indicated that up to 20 percent additional GSF of development above the designated capacity is allowed in each sector without an amendment to the CMP (i.e. a total of 1,044,000 GSF of new development is permitted in the West Sector) as long as the campus-wide 3 million GSF development cap is not exceeded. It was noted that if additional square footage of development above the maximum allowed (i.e. 1,044,000 GSF in the West Campus Sector) is proposed in a particular sector, a minor amendment to the CMP-Seattle 2003 would be required to be approved by the City of Seattle and the University of Washington. Subsequent Interpretation Regarding Amendment to the CMP Seattle-2003 After further planning efforts subsequent to issuance of the CMP-Seattle in 2003, the University determined that it would be beneficial to develop additional new student housing in the West Campus Sector (above the 870,000 GSF allocated in the sector). The University proposes to transfer a total of 535,000 GSF of development capacity from the Central Campus Sector to the West Campus in order to accommodate proposed new student housing uses. The final total development capacity in the West Campus Sector would be 1,405,000 GSF and 1,055,000 GSF for the Central Campus Sector. In April 2011, the City of Seattle determined that the proposed changes to the CMP-Seattle 2003 with regard to the re-allocation of development capacity square footage from the Central Campus Sector to the West Campus Sector is consistent with the general goals of the CMP- Seattle 2003 and the City approved the minor plan amendment. University of Washington Master Plan Seattle Campus EIS, 2001 A Draft Environmental Impact Statement was published for the University of Washington Master Plan Seattle Campus in October 16, 2000, and the Final Environmental Impact Statement was issued in September 2001 (these documents are collectively referred to as the CMP-Seattle EIS). The CMP-Seattle EIS identified and evaluated the probable significant environmental impacts that could result from the adoption and implementation of the Master Plan Seattle Campus Analysis contained in the CMP-Seattle EIS evaluated the Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-11 Chapter 1

21 direct, indirect and cumulative impacts of the Proposed Action, three development alternatives and a No Action Alternative as described below. Summary of Proposed Action Analyzed in the CMP-Seattle EIS The Proposed Action analyzed in the CMP-Seattle EIS was development of a new Master Plan for the University of Washington s Seattle campus. Consistent with the City-University Agreement, the proposed Master Plan included the following: Goals and policies to guide campus conservation and development for the life of the plan which is expected to be the ten-year period of ; Proposed activities include construction of approximately 3 million GSF of new development consisting of 68 potentially developable sites; proposed activities may include demolitions, remodeling, renovations and new construction; Potential addition of new and enhanced open spaces; Modification of the University s Transportation management Plan (TMP) to provide: Additional opportunities for alternative modes of travel to and from the University; Pedestrian, bicycle and vehicular circulation changes; Addition of several potential parking garages and elimination of some surface parking areas; the amount of parking would continue to remain at or below 12,300 spaces; Changes with regard to exclusion of visitor and patient trips from vehicle trip limitations; and Deletion of the existing cordon county process. Analysis of potential vacation of portions of 2 streets, 4 alleys and 3 aerial street vacations; and Applicable development standards (e.g., land use designations, height limits, setbacks, etc.) Summary of Alternatives Analyzed in CMP-Seattle EIS No Action Alternative The No Action Alternative assumed that the population increases of roughly 3,000 to 4,000 new students and 5,000 additional faculty and staff over the lifetime of the CMP-Seattle would occur. This alternative did not include the physical improvements that are proposed as part of the Master Plan. However, it was anticipated that approximately 300,500 GSF of new campus development could still occur (the approximate amount of unused GPDP (1992) development square footage remaining at that time); such development was assumed to occur as long as proposed projects were consistent with development projects that were approved in the GPDP but not yet built. Without new on-campus construction to meet increased space demand, it was anticipated that the University would seek opportunities to more-intensively utilize existing campus space and maximize lease space. The 1998 City University Agreement established a lease limit of 550,000 GSF within designated areas surrounding the University. It was assumed that if the University s space needs could not be fully met by more-intensive utilization of existing campus space and through maximization of the amount of lease space within the designated areas, then the University would lease additional space outside the designated areas. Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-12 Chapter 1

22 Campus open space would be more intensively used; vehicle, pedestrian and bicycle circulation would be more congested; and the utilization rate of on-campus parking would be maximized. More intensive utilization of existing campus space would require increased Legislative funding for maintenance and operation of existing capital facilities. Decentralization/Open Space As with the No Action Alternative, it was assumed that population increases of roughly 3,000 to 4,000 new students and 5,000 additional faculty and staff would occur over the lifetime of the CMP-Seattle. To meet the University s needs over the time period of the CMP-Seattle, this alternative assumed development of a lesser amount of on-campus space, together with expansion of programs and capital facilities at off-campus locations in the Seattle area. The University would seek opportunities to maximize the utilization of existing campus facilities. For purposes of this alternative, it was anticipated that roughly 1.5 million GSF of new development would occur on campus with an additional 1.5 million GSF of demand accommodated through a combination of expansion at off-campus locations and leasing additional space proximate to the Seattle campus. For purposes of this alternative, it was assumed that the existing limitation on leasing proximate to the University 550,000 GSF would remain. Unmet demand for development square footage would need to be accommodated at locations in the Seattle area outside the designated leasing area. Space that is leased by the University at these locations could either include space in existing buildings or newly-developed space. Any new space that is built would conform to the use and development standards of the City s zoning district in which the property is located. While this alternative was assumed to result in decentralization, it would likely result in fewer open space improvements and fewer circulation and parking improvements than those included as part of the Proposed Action. While the focus of this alternative was to lessen on-campus development and retain as much existing open space as possible, it would also result in regional dispersal of environmental impacts and, in some instances, potentially greater impacts than would occur in conjunction with the Proposed Action. No Street or Alley Vacations This alternative was provided pursuant to City requirements when potential or proposed street or alley vacations are included as part of the Proposed Action. Street and alley vacations included in the Proposed Action were intended to consolidate property for more effective development, to provide increased public benefits, and to improve pedestrian circulation. Under this alternative, none of the proposed street, alley or aerial vacations was assumed to occur. As with the No Action Alternative, it was assumed that population increases of roughly 3,000 to 4,000 new students and 5,000 additional faculty and staff (and related demands) would occur over the lifetime of the CMP-Seattle. The overall potential building density on the Seattle Campus without the identified vacations would be less than with the identified potential vacations, particularly in the South/Southwest and West Campus Sectors. Visual impacts associated with the potential aerial plaza and potential skybridge over NE Pacific Street and the potential skybridge over Montlake Boulevard were not assumed to occur. Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-13 Chapter 1

23 Lifting of Lease Limit This alternative, while similar in some respects to the Decentralization/Open Space alternative (described earlier) assumed that the existing limitation on leasing proximate to the University campus is removed. With removal of the existing limitation on leasing by the University of Washington, the University could lease additional building space within the University District. The University would not be limited in their ability to lease building space from private developers or under public/private partnerships. Any new buildings that were developed in the University District would conform to the use and development standards of the City s zoning district in which the property was located and would be subject to the City s Design Review process, including the University Community Design Guidelines. It was anticipated that the University s ability to lease additional building space could provide the incentive for private developers to redevelop properties with the intent of leasing to the University. Lifting the leasing lid would also increase the potential for development of private buildings designed and built specifically for lease and use by the University (public/private partnership). As with the Decentralization/Open Space Alternative, fewer on campus open space improvements and fewer circulation and parking improvements were determined to result. However, with proximity of off-campus facilities to the campus, greater opportunities for coordination with University facilities and programs would be afforded. For example, it was identified that the Transportation Management Plan Programs, including the U-Pass could be implemented at the University s off-campus locations in the University District to limit vehicle trips. Elements of the Environment Analyzed in CMP-Seattle EIS The Proposed Action and alternatives were analyzed for the following elements of the environment: Earth Population Air Housing Water Light, Glare and Shadows Plants and Animals Aesthetics Energy and Natural Resources Recreation Environmental Health Historic and Cultural Land Use Patterns Public Services/Utilities Land Use Relationship to Adopted Transportation, Circulation and Parking Plans, Policies and Regulations Comprehensive Housing Master Plan, 2008 In 2008, the University of Washington HFS initiated development of a Comprehensive Housing Master Plan (CHMP) to prepare a long-term plan to respond to deficiencies in on-campus student housing. The analysis in the CHMP concluded that the University of Washington housed only 16 percent of its enrollment (at that time); well below the 22 percent median of peer universities. The CHMP further concluded the demand existed for an additional 3,500 new residential beds on the West Campus, in both residence halls and student apartments, by Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-14 Chapter 1

24 The University of Washington HFS CHMP identified new building construction and renovations that could meet student housing needs through The plan included the construction of three residence halls and two apartment facilities in the West Campus Sector in Phase I; the renovation of six existing residence halls in Phase II; and additional new construction in Phase III. Site 29W/42W was identified and analyzed in the CHMP as an appropriate location for new student housing in Phase I. Terry/Lander Hall was identified as being renovated in Phase II. University of Washington West Campus Student Housing SEIS, 2009 To implement recommendations of the Comprehensive Housing Master Plan, the University of Washington proposed the West Campus Student Housing project. A Draft Supplemental Environmental Impact Statement was published for the University of Washington West Campus Student Housing Project in July 2009, and the Final Supplemental Environmental Impact Statement was issued in December 2009 (these documents are collectively referred to as the West Campus Student Housing SEIS). The West Campus Student Housing SEIS identified and evaluated the probable significant environmental impacts that could result from the development of new student housing on six development sites in the West Campus Sector. Analysis contained in the West Campus Student Housing SEIS evaluated the direct, indirect and cumulative impacts of the Proposed Actions, three development alternatives and a No Action Alternative, as described below. Summary of Proposed Actions Analyzed in the West Campus Student Housing SEIS To provide new student housing opportunities on the campus, the University of Washington proposed that new housing facilities be constructed in the West Campus Sector of campus to create a vibrant student residential community. The development of the new housing was proposed to occur over an approximately four-year time period and would be divided into two phases: Phase IA and IB. The development would include both dormitory-style residence halls and single-student apartments. Phase IA would entail the development of three new residence hall facilities and a new student apartment facility. The three new residence hall facilities would be developed on CMP-Seattle 2003 Sites 32W, 33W and 35W and would accommodate from approximately 1,342 to 2,216 new residence hall beds 2. Each of the three residence hall facilities would include residence hall program space, retail, academic or office space on the ground level with residence hall bedrooms on the levels above. Site 31W would be developed with single-student apartments and would accommodate from approximately 300 to 386 students 2. Open space, public space and landscaping would also be integrated throughout the housing sites to create a live, learn, work and play campus atmosphere. Demolition of some existing onsite buildings and parking lots would be required as part of the Proposed Actions. Replacement parking for a portion of the spaces on Site 31W (Lot W2) would be provided on Site 31W. It was also proposed that two alleys be vacated on Sites 32W and 35W to accommodate Phase IA development. 2 The range of beds reflects the range of EIS alternatives; i.e. 2,216 Phase IA residence hall beds under Alternative 1 to 1,342 Phase IA beds under Alternative 3. 2 The range of beds reflects the range of EIS Alternatives; i.e. 386 Phase IA apartment beds under Alternative 1 and 300 Phase IA beds under Alternative 3. Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-15 Chapter 1

25 Phase IB would entail the development of two new apartment facilities on CMP-Seattle 2003 Sites 29W/42W and 30W which would provide approximately 720 to 1,280 new apartment beds 3. Development on Site 29W/42W would be a multi-building facility. Parking would be accommodated over time through a combination of new spaces within the Phase IA and IB sites, utilizing existing parking capacity in other areas of the campus, and/or other arrangements with the University of Washington Commuter Services. It was anticipated that Phase IA housing would be available for occupancy in fall 2012 and Phase IB housing would be available for occupancy in fall Summary of Alternatives Analyzed in West Campus Student Housing SEIS Draft Supplemental EIS Alternatives For purposes of environmental review, three development alternatives (Alternatives 1, 2 and 3) and a No Action Alternative (Alternative 4) were analyzed in the SEIS. The development alternatives (Alternatives 1, 2 and 3) represented a full range of housing development that the sites could accommodate in light of: the University of Washington s objectives as applicant and the development standards established by the CMP-Seattle The alternatives, including Highest Housing Density (Alternative 1), Medium Housing Density (Alternative 2) and Lowest Housing Density (Alternative 3), represented the range of potential housing development on the sites. The alternatives functioned to provide representative levels of housing development that could be achieved on the sites. In addition, a limited parking scenario was also analyzed under Alternative 1. Under this scenario, the development assumptions would generally be the same as for Alternative 1 except that the proposed onsite underground parking facility would not be provided on Site 29W/42W; parking would primarily be accommodated by available capacity of parking lots in other areas of campus. Alternative 4, the No Action Alternative, represented the actions that would occur on the sites if the University of Washington were to not undertake the Proposed Actions. The alternatives analyzed in the SEIS incorporated differing assumptions regarding the number of student beds, building square footage, building height, parking, alley vacations, adjustment to setback requirements and building demolition. The range of SEIS alternatives created an envelope of potential development for analysis of probable significant environmental impacts under SEPA. A Preferred Alternative was not identified in the West Campus Student Housing Draft SEIS. Final Supplemental Preferred EIS Alternative The West Campus Student Housing Final SEIS identified a Preferred Alternative for the West Campus Student Housing Project. The Preferred Alternative reflected level of development that within the range of alternatives analyzed in the Draft SEIS. Because the design process for the Phase IA sites was further developed than the design for the Phase IB sites, the Preferred Alternative included specific assumptions for Phase IA development and the same range of development for Phase IB as described in the Draft SEIS for Alternatives 1 through 3. 3 The range of beds reflects the range of EIS Alternatives; i.e. 1,280 Phase IB beds under Alternative 1 and 720 Phase IB beds under Alternative 3. Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-16 Chapter 1

26 In general, Phase IA of the Preferred Alternative represented a level of development (i.e. size of buildings, number of student residents, etc.) that was less than that under Draft SEIS Alternatives 1 and 2 and similar to that under Draft SEIS Alternative 3. The Phase IB level of development would be within the range identified in the Draft SEIS under Alternatives 1 through 3. Phase IA of the Preferred Alternative would entail the development of three new residence hall facilities and a new student apartment facility. The three new residence hall facilities and one apartment facility would be developed on CMP-Seattle 2003 Sites 31W, 32W, 33W and 35W and would accommodate approximately 1,645 new student residence beds. The new student housing buildings would include residence hall program space, retail, academic or office space on the ground level with bedrooms on the levels above. Open space, public space and landscaping would also be integrated throughout the housing sites to create a live, learn, work and play campus atmosphere. Demolition of some existing onsite buildings and parking lots would be required as part of the Preferred Alternative. Replacement parking for a portion of the spaces on Site 31W (Lot W2) would be provided on Site 31W. It is also proposed that two alleys be vacated on Sites 32W and 35W to accommodate Phase IA development. As under Draft SEIS Alternatives 1 through 3, Phase IB would entail the development of two new apartment facilities on CMP-Seattle 2003 Sites 29W/42W and 30W which would provide approximately 720 to 1,280 new apartment beds 3. Development on Site 29W/42W would be a multi-building facility. Parking would be accommodated over time through a combination of new spaces within the Phase IA and IB sites, utilizing existing parking capacity in other areas of the campus, and/or other arrangements with the University of Washington Commuter Services. It was anticipated that Phase IA housing on Sites 31W and 33W would be available for occupancy in fall 2011; Phase IA Sites 32W and 35W would be available for occupancy in fall 2012 (construction of the Phase 1A housing is underway and is anticipated to be available for occupancy in fall 2011 and fall 2012 as scheduled). Phase IB housing would be available for occupancy in fall Summary of Discussions Relevant to the Mercer Hall Project The West Campus Student Housing SEIS assumed that Site 29W/42W would be developed with three six-story apartment buildings with 2.5 structured parking levels below grade providing 622 spaces. The parking on Site 29W/42W was intended to serve all six of the West Campus Student Housing sites. The residential buildings were assumed to be be comprised of approximately 607,720 square feet including 362,020 square feet of residential uses providing 976 student apartment beds and 245,700 square feet of parking providing 622 spaces. The building height was assumed to be approximately 65 feet for all the buildings. The existing open space 4 south of the existing Mercer Hall was assumed to be developed as residential housing. The existing recreational uses on the site were assumed to be displaced. The West Campus Student Housing SEIS also analyzed a scenario where no underground parking was provided on Site 29W/42W. The analysis determined parking for the West Campus Student Housing sites could be accommodated by utilizing existing parking capacity in other 3 The range of beds reflects the range of EIS Alternatives; i.e. 1,280 Phase IB beds under Alternative 1 and 720 Phase IB beds under Alternative 3. 4 As designated in the CMP-Seattle Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-17 Chapter 1

27 areas of the campus and/or other arrangements with the University of Washington Commuter Services. Summary of Discussions Relevant to the Terry/Lander Hall Project The West Campus Student Housing SEIS assumed that Terry/Lander Hall would remain in student residential uses and would contribute to the new student community envisioned for the West Campus. The SEIS assumed that the Terry/Lander Hall buildings would be renovated in Phase II, as is also discussed in the Comprehensive Student Housing Master Plan. The SEIS assumed that no new dining facilities would be provided in the six West Campus Student Housing sites but that the facilities would be served primarily by the existing 1101 Café at the Terry/Lander Hall site. Summary of Discussions Relevant to the Development Square Footage Capacity Reallocation Proposal As stated previously, the CMP-Seattle 2003 indicates the amount of new development allowed in each sector during the 10-year planning period covered in the document. The West Campus Sector was allocated 870,000 GSF of development capacity, provided that 3 million GSF of new campus development is not exceeded throughout all sectors. The maximum amount of development analyzed for the West Campus Sector (1,720,320 GSF) in the 2009 SEIS would exceed the development capacity (870,000 GSF) by approximately 850,320 GSF. It was noted that if the University decided to develop new student housing facilities exceeding 20 percent of the development capacity of the West Campus Sector (1,044,000 GSF), a minor plan amendment would be required in order to increase the amount of building gross square footage permitted in this sector. It was anticipated that development of the West Campus Student Housing Project would utilize all or the majority of the available development capacity in the West Campus Sector. Elements of the Environment Analyzed in EIS The Proposed Actions and alternatives were analyzed for the following elements of the environment: Noise Land Use and Plans and Policies Housing Aesthetics Historic and Cultural Resources Transportation Construction 1.4 EIS Addendum An EIS Addendum is an environmental document that is used to provide additional analysis or information about a proposal but not substantially change the analysis of significant environmental impacts and alternatives in the existing environmental documents (WAC Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-18 Chapter 1

28 600 and ). The University of Washington has determined that probable significant environmental impacts of development have been adequately evaluated as part of the previous environmental review in the West Campus Student Housing SEIS (2009) and that this EIS Addendum will be prepared to provide SEPA compliance for the Proposed Actions. The purpose of this EIS Addendum is to provide information regarding the site specific Mercer Hall Project, Terry/Lander Hall Project and Development Capacity Square Footage Re-allocation from Central Campus to West Campus. 1.5 Proposed Actions and Relationship to EIS Addendum As indicated earlier in this chapter, the Proposed Actions analyzed in this EIS Addendum include: Mercer Hall Project - The Mercer Hall Project would include demolition of the two existing Mercer Hall buildings and the adjacent parking lot (W39) and construction of five new student housing buildings. The proposal would increase the amount of student housing on the site from the existing approximately 455 beds to approximately 936 beds. Terry/Lander Hall Project - The proposed Terry/Lander Hall Project would include demolition of the existing Lander Hall, 1101 Café building, two surface parking lots (Lots W8 and W9) and a portion of parking Lot X. The proposal would include construction of three new buildings (New Lander Hall, New Terry Hall and New Central Building) and renovation of the existing Terry Hall. The proposal would slightly decrease the amount of student housing on the site from the existing approximately 1,800 beds to approximately 1,778 beds. The proposal would include a new 1101 Café dining hall, new office space, new academic space, a regional desk, and a recreation center. Development Capacity Square Footage Re-allocation from Central Campus to West Campus - The University proposes to transfer a total of 535,000 GSF of development capacity from the Central Campus Sector to the West Campus Sector. The final total capacity in the West Campus Sector would be 1,405,000 GSF and 1,055,000 GSF for the Central Campus Sector; this total includes the 20 percent GSF transfer mitted under the CMP-Seattle 2003 to be exempt from amendment procedures. Overall campus development capacity, as stipulated in the CMP-Seattle 2003 would remain at 3,000,000 GSF. Accordingly, because the Proposed Actions are not anticipated to result in significant impacts and would not substantially change the analysis of significant impacts and alternatives contained in the existing documents, SEPA compliance will be provided via this EIS Addendum to the University of Washington West Campus Student Housing Supplemental EIS, Mercer Hall Project Description of the Proposal The proposed Mercer Hall Project (Site 29W/42W) has been designed to be consistent with the CMP-Seattle 2003 (including applicable amendments described in Section 1.3 of this EIS Addendum) and the development assumptions analyzed in the West Campus Student Housing SEIS (refer to Table 1-2 later in this section for a comparison of the proposal with the Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-19 Chapter 1

29 development assumptions for Site 29W/42W analyzed in the West Campus Student Housing SEIS). For example, the building square footage, building heights and number of student beds under the proposal are equal to or less than the corresponding assumptions for Site 29W/42W analyzed in the 2009 SEIS. Under the proposal, Site 29W/42W would be developed with five, 65-foot tall apartment buildings, as shown in Figure 1-6. Two of the buildings would have two levels semi-below or below grade structure parking. The buildings would be comprised of approximately 552,340 GSF including: 936 new student apartment beds (a net increase of 481 beds from the existing 455 beds); retail uses (coffee shop) and 170 structured parking spaces. Under the proposal, the existing open space 5 on Site 29W/42W would be developed as residential housing. The existing recreational uses on this site would be displaced. Approximately 65,600 SF of vegetated open space and 45,000 SF of hardscape open space areas would be provided on the parking deck between residential towers in plazas and would be intended to provide amenities for both residences and the public. Under the proposal, the following site preparation activities would be anticipated to occur on Site 29W/42W: Demolition. The following features on Site 29W/42W would be demolished under the proposal: - Demolition of the approximately 90,000 GSF existing Mercer Hall (student residents of the existing Mercer Hall would be reassigned to new student housing facilities prior to demolition of the existing residence hall. Student residents of the existing Mercer Hall would have priority placement in new student housing facilities over new in-coming students); - Demolition of the existing drive way east of Eastlake Avenue NE; and - Demolition of the existing onsite 69-stall parking lot (Lot W39). Site development under the proposal would include replacement of the displaced parking on Site 29/42W. Grading. Under the proposal, approximately 44,000 cubic yards of cut and 8,700 cubic yards of fill would be required at Site 29W/42W to accommodate development of the below-grade parking on the site. Under the proposal, the following development would be anticipated to occur on Site 29W/42W: Building Square Footage/Student Beds. The buildings would be comprised of approximately 552,340 GSF including: residential uses comprising 936 new student apartment beds (a net increase of 481 beds from the existing 455 beds); retail uses (coffee shop); and, 123,566 GSF of semi-below or below-grade parking comprising 170 parking spaces (a net increase of 101 spaces from the existing 69 spaces). 5 As designated in the CMP-Seattle Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-20 Chapter 1

30 University of Washington Terry/Lander Hall Project, Mercer Hall Project & Development Capacity Re-allocation EIS Addendum Source: Mithun, 2011 Figure 1-6 Mercer Hall Project Proposal

31 Building Heights. Per the CMP-Seattle 2003, the maximum building height permitted on Site 29W/42W is 65 feet. Consistent with this requirement, buildings on Site 29W/42W would be developed to the maximum allowed 65 feet under the proposal. Building Setbacks. Per the CMP-Seattle 2003, a 20-foot building setback from the Burke-Gilman Trail would be required at Site 29W/42W. Under the proposal, the 20-foot building setback from the Burke-Gilman Trail would be maintained. Open Space/Landscaping/Trees. The existing urban garden located along Pacific Street would be preserved in its current location and the existing volleyball area in the southern portion of the site would be relocated and incorporated into a new plaza. A water feature, rain garden and benches are also proposed. Of the 155 existing trees located on or immediately adjacent to the site, approximately 97 would removed, 47 would be retained, and 11 would be transplanted. Of the 7 trees identified as Exceptional per the City of Seattle Director s Rule , 3 would be retained and 4 would be transplanted. Any impacts to Exceptional trees or trees with a diameter greater than 2 feet would be mitigated in a manner equal to or exceeding City of Seattle requirements. Vehicle Access, Circulation and Parking. Under the proposal, the 2.0 levels (123,566 GSF) of semi-below and below-grade parking beneath 2 of the buildings would provide approximately 170 parking spaces including three ADA parking spaces (an increase of 101 spaces over the existing conditions). Parking would be accessed from NE Pacific Street via the existing driveway on the western boundary of the site. Per the CMP-Seattle 2003 standard for single student housing of 1 parkingspace for every 4 bedrooms, approximately 234 parking spaces would be required to meet the University s standard for single student housing on this site (for the proposed 936 bedrooms). The 170 parking spaces provided onsite would be 64 spaces less than required by the University s parking standard. Accommodations for the remaining 64 parking spaces would be provided by utilizing existing parking capacity in other area of campus and/or other arrangements with University of Washington Commuter Services. Pedestrian/Bicycle Access. All five of the buildings would have multiple pedestrian entrances off of the central plazas. New pedestrian connections to the adjacent Burke- Gilman Trail would be provided and would entail improvements to the trail to be coordinated with King County. Approximately 259 bicycle parking spaces would be provided internal to the building, 100 bicycle parking spaces outside the building for a total of 359. Utilities. In general, adequate utility capacity exists to serve the proposal on this site. Utility work would generally consist of relocations and connections to existing utilities. The following utility improvements would be assumed as part of the proposal at Site 29W/42W: - Electrical - No electrical system work to provide service to the site would be anticipated. Any electrical infrastructure work required to support new student housing would be coordinated with Seattle City Light. Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-22 Chapter 1

32 - Sanitary Sewer - Existing sanitary sewer service lines are located at the south end of the project site and tie into the City system with NE Pacific Street and are assumed to provide service to the student apartment building on Site 29/42W. - Domestic/Fire - Water service to the existing structures located on Site 29/42W is provided by the City of Seattle 12-inch water line located at the north side of the site. The existing water line would also provide service to the proposed student apartment building on Site 29/42W. - Solid Waste - Garbage collection would occur onsite. Truck access to garbage collection sites would be configured to minimize impacts to vehicular traffic on adjacent streets and would not require trucks to back-up within the street right-ofway. - Storm Drainage - Existing storm drainage service lines are located at the south end of the project site and tie into the City system with NE Pacific Street and are assumed to provide service to the student apartment building on Site 29/42W. Relationship of the Proposal to Assumptions in West Campus Student Housing SEIS As shown in Table 1-2, the mix and density of student housing development assumed under the proposed Mercer Hall Project falls within the range of alternatives analyzed in the 2009 West Campus Student Housing SEIS. The proposal includes a level of development (i.e. size of buildings, number of student residents, etc.) that is similar to DEIS Alternatives 1 and 2. Thus, environmental conditions associated with the proposal would result in environmental impacts that are similar to or less than those identified in the West Campus Student Housing SEIS. Table 1-2 RELATIONSHIP BETWEEN THE PROPOSED MERCER HALL PROJECT AND SEIS ALTERNATIVES FOR SITE 29W/42W Design Characteristic Primary Use EIS Addendum Proposed Mercer Hall Project Student Housing Alternative 1 Highest Density Student Housing DEIS Alternatives Alternative 2 Medium Density Student Housing Alternative 3 Lowest Density Student Housing Alternative 4 No Action Student Housing Building Demolition (SF) 89,526 89,526 89,526 None None New Building Development (GSF) 552, , , ,620 0 Net New Building Development (GSF) 1 462, , , ,620 0 Number of New Student Beds Number of Net New Residential Beds Number of New Bedrooms Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-23 Chapter 1

33 Table 1-2 (continued) Design Characteristic EIS Addendum Proposed Mercer Hall Project Alternative 1 Highest Density DEIS Alternatives Alternative 2 Medium Density Alternative 3 Lowest Density Alternative 4 No Action Maximum Building Heights 65 Feet 65 Feet 65 Feet 65 Feet 0 CMP-Seattle 2003 Parking Standard Number of New Offstreet Parking Spaces Assumed Number of Existing Offstreet Parking Spaces Displaced Exceptional Trees Retained/ Transplanted Exceptional Trees Removed Source: Mahlum, 2009, and Ankrom Moisan, Gross Square Feet of Net New Building development is equal to the amount of Gross Square Feet of New Building Development minus the amount of building demolition assumed for Mercer Hall. 2 Number of Net New Residential Beds is equal to the Number of New Residential Beds minus the 455 existing residential beds provided at Mercer Hall which would be demolished under the proposal and SEIS Alternatives 1 and 2. 3 Per CMP-Seattle 2003 development standard of accommodation of one parking space per four new bedrooms. Terry/Lander Hall Project Description of the Proposal In 2008, the University of Washington completed a Comprehensive Housing Master Plan that included a review of existing housing resources, a survey of students regarding housing need, and consideration of how new housing resources would relate to overall University of Washington goals for campus development. The Comprehensive Housing Master Plan established a goal of providing quality housing for its freshman enrollment while creating a fouryear live-on campus culture. This fundamental shift in housing policy was intended to create an enhanced community model that embraces a live/learn philosophy. The six West Campus Student Housing projects (including development of the proposed Mercer Hall project on Site 29W/42W) were Phase I of the implementation of the goals of the Comprehensive Housing Master Plan. Development of the proposed Terry/Lander Hall Project would represent a continuation of the development of the new student residential neighborhood in the West Campus Sector as envisioned in the Comprehensive Housing Master Plan and analyzed in the West Campus Student Housing SEIS by providing updated student housing and dining facilities, support functions such as a regional desk, new Housing and Food Services office space, retail space, and improved pedestrian connections in the West Campus Sector. Further, the proposed Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-24 Chapter 1

34 Terry/Lander Hall Project would be consistent with CMP-Seattle 2003 provisions related to potential renovation and improvements to pedestrian circulation. In addition, the proposed Terry/Lander Project would not be considered to result in expansion to the existing Terry/Lander Residence Hall complex for the following reasons: the proposal would lower the number of beds (1,778 compared to the existing approximately 1,800) and building heights would be lower (7 stories compared to 9-13 stories under existing conditions). Refer to Table 1-3 for a comparison of the proposed Terry/Lander Hall Project to the existing Terry/Lander Residence Hall. As shown in Figure 1-7, the Terry/Lander Hall Project assumes a total of 641,808 GSF of redevelopment including approximately 491,000 GSF of new development (New Terry Hall, New Lander Hall and the New Central Building) and 150,808 GSF of renovated development (Renovated Terry Hall) that would provide increased and enhanced student housing opportunities, with additional support functions that are intended to enhance residential and community life. The net new amount of development on the proposed Terry/Lander Project site would be approximately 315,000 GSF 6. The proposal would provide approximately 1,778 beds (comprising bedrooms) as compared to the existing approximately 1,800 beds (comprising 643 bedrooms). The proposed renovated and new student housing on the Terry/Lander Hall Project site would include dormitory-style housing, suite-style housing with private bathrooms, and apartment-style housing. The proposed Terry/Lander Hall Project would also open the site to the surrounding community by dividing the existing site into three parcels and extending 11 th Avenue NE and 12 th Avenue NE from NE Campus Parkway to Lincoln Way in order to create new pedestrian access through the site. The Terry/Lander Hall Project would include the following four project elements: 1. New Lander Hall (July 2012 July 2014): The existing Lander Hall and the adjacent surface parking lot (Lot W8) would be demolished and 12 th Avenue NE would be extended through the site as a pedestrian-only walkway. The portion of the underground parking garage beneath Lander Hall (Lot X) would be demolished. The New Lander Hall would be constructed on the eastern parcel between the proposed pedestrian extension of 12 th Avenue NE and Brooklyn Avenue NE. New Lander Hall would be seven stories in height as compared to the existing nine-story Lander Hall and would contain approximately 559 beds, including 420 suite beds and 139 apartment beds. Dining facilities and a regional desk would be provided in New Lander Hall and would serve as the main dining hall and regional desk for the West Campus student housing facilities (including the proposed Mercer Hall, existing Stevens Court, as well as the new Site 31W, 32W, 33W and 35W residence halls currently under construction). Retail space would also be provided on the ground level. It is anticipated that New Lander Hall would be available for occupancy by July The net new amount of development is equal to the amount of proposed development minus the amount of square footage that would be demolished as a result of redevelopment of the Lander Hall and 1101 Café sites. Please note that this total number does not include the subtraction of underground space specified in the CMP-Seattle 2003 for campus development capacity. Mercer Hall, Terry/Lander Hall and Development Capacity Re-allocation to West Campus EIS Addendum 1-25 Chapter 1

35 University of Washington Terry/Lander Hall Project, Mercer Hall Project & Development Capacity Re-allocation EIS Addendum (SITE 30W) CEDAR APARTMENTS (SITE 31W) CONDON HALL (SITE 32W) (SITE 35W) Source: Mithun, 2011 Figure 1-7 Terry Lander Hall Project Proposal